600 Massachusetts Ave Expansion and Renovation · PROJECT: 600 Mass Ave – Zoning Analysis 181121...

21 November 2018

600 Massachusetts Ave Expansion and Renovation

Zoning Analysis (pre-Application)

Prepared by Peter Quinn AIA

A. Primary Zoning Criteria

1. Base Zoning is Business-B

Business-B Zoning

- Allows Mixed-Use.

- The basic dimensional requirements for Bus-B are shown in the following table 5.3:

600 MASS

AVE

PROJECT: 600 Mass Ave – Zoning Analysis 181121 Page | 2

- FAR of 2.75 is allowed for Commercial Uses and 3.0 for Residential Uses is allowed

under Bus-B.

- In Bus-B there are no setback required, no landscape area required, and building

height is limited at 80-ft.

2. RESIDENTIAL-C-3 Regulations Required for Dwellings

- Per Article 5.28.1.c a dwelling in a Business B district shall be subject to the same

dimensional requirements and other restrictions as a dwelling in a Residence C-3

district.

- The basic requirements of Res-C-3 are shown in the following Table 5.1:

- Residential units are allowed at the rate of one per 300-SF of lot area (prior to

Inclusionary adjustments); GFA is limited to 3.0 FAR (prior to Inclusionary

adjustments).

- Buildings height is allowed up to 120-ft.

- There is a landscape requirement of 10% of Lot Area

3. Other Basic Zoning Requirements

- Mixed-use buildings require use of an averaging formula for FAR limits.

- Many of these dimensional requirements of both Bus-B and Res-C3 are superseded

by the Central Square Overlay discussed below.

- Larger projects are required to meet the Urban Design Standards of Article 19.30

- All Special Permit are required to meet the Special Permit Standards of Article 19.

- Larger projects may require a Project Review Special Permit approval through the

Large Project Review Process. This effectively combines Special Permit approval,

Design Review and Site Plan approval in one public process.


B. Site is in the Central Square Overlay District

a) Main features of the OVERLAY

- Regulated by Article 20.300 CSOD

- Regulations supersede the underlying Business-B and Res-C3 as applicable.

- Coﾐsideヴed aﾐさArea of Special Planning Concernざヴeケuiヴiﾐg ﾏost pヴojects to go through Large Project Review (advisory) and possibly Project Review Special Permit

with Planning Board, depending on size and type of use.

- The Central Square Advisory Committee undertakes an advisory design review on all

projects in the Overlay District.

b) Dimensional Aspects of the OVERLAY

- In Article 20.304.2.1 the by-right allowable height is decreased to 55-ft, but then

increased by Special Permit to 80-ft in Article 20.304.2.2. Step backs are required

above 60-Ft

- Through a Special Permit the conditions described in Article 20.304.3.4 allow for an

FAR of 4.0 for an entire mixed-use site, with the primary provision that at least 50%

of the building area be designated for Residential Use.

- There are several building elements that in CSOD are exempt from counting as FAR,

such as large balconies and roof rooms as well as small retail spaces per Articles

20.304.3.5 through .7.

- A waiver of setback requirements (if any), may be obtained by Special Permit per

Article 20.304.4.

600 MASS

AVE


- Non-commercial uses on the ground floor are discouraged per Article 20.304.5

c) Parking Requirements in the OVERLAY

- Parking for Residential use must meet the minimum of 0.50 spaces per unit (Article

20.304.6.2 (a) and may not exceed the maximum without a waiver of 0.75 spaces

per units (Article 20.304.6.1 (a).

- New commercial requires 0.5 spaces per 1,000-SF with some exemptions available.

- A waiver of some or all of the parking requirements may be obtained from the

Planning Board provided that the listed criteria are met (Article 20.304.6.3.a

through v. These requirements along with commentary on compliance are as

follows:

Article 20.304.6.3 (Bylaw Article in italics; compliance and commentary in bold font

さ600Massざ)

Waiver of Parking and Loading Requirements. Uses in the Central Square Overlay

District which meet the following requirements shall be exempt from the parking

and loading requirements as specified in Section 6.36 - Schedule of Parking and

Loading Requirements and the minimum requirements set forth in Paragraph 2

above.

600Mass – Exemption proposed

(a) The use is contained within a structure or portion of a structure in existence on or

before June 1, 1940 or if constructed later is identified as a National Register or

contributing building; or

600Mass – Applicable for existing building portion of project. Parking exempt

(b) The use is contained in a new structure or new addition to a structure identified

in (1.) above, after the issuance of a special permit by the Planning Board provided:

(i) The total development authorized on the site is reduced to ninety (90) percent

of the maximum permitted on the lot; or a cash contribution is made to the

Central Square Improvement Fund to be established by the City of

Cambridge in an amount equal to fifty (50) percent of the cost of

construction of the parking spaces not provided, said contribution to be used

by the City of Cambridge for one or more of the following improvements in

the Central Square Overlay District:

600Mass - FAR is estimated to be below 90% of maximum allowed.

(1) Provision of public parking, preferably for short term users;

(2) Programming, events, and infrastructure that contribute to the Cultural

District established in Central Square;

(3) Improvements to public parks, or restoration of historic structures,

monuments and other features owned by the City of Cambridge or other

public agency or a nonprofit organization;

(4) Improvements to public pedestrian and bicycle facilities such as

sidewalks, crosswalks, dedicated cycling paths and bicycle parking.


600Mass – (1) through (4) not applicable

The Central Square Advisory Committee shall receive and make comments

on any proposal for the expenditure of such cash contributions. The funds

shall not be used for ordinary maintenance activities normally undertaken by

the City of Cambridge. The value of the cash contribution shall be

determined by the Community Development Department assuming

equivalent structured parking spaces and using generally accepted cost

estimation methods customarily used by architects and engineers or using

actual construction costs for comparable contemporary parking construction

in Cambridge.

600M – not applicable

(ii) The subject lot is sufficiently small in size as to contribute to a development

pattern of diverse, small scale, new structures and the retention of existing

structures (for lots exceeding 10,000 square feet a specific finding shall be made

that this objective has been met).

600Mass – Determination by Planning Board

(iii) The Planning Board shall specifically find that an exemption from parking

and loading requirements will result in a building design that is more

appropriate to its location and the fabric of its neighborhood and that it is in

conformance with the objectives and criteria contained in Central Square

Development Guidelines.

600Mass – Determination by Planning Board

(iv) No National Register or contributing building is demolished or so altered as

to terminate or preclude its designation as a National Register or contributing

building; and

600Mass – not applicable

(v) No National Register or contributing building has been demolished or altered

so as to terminate or preclude its designation within the five (5) years preceding

the application.

600Mass – not applicable


C. GOVERNING CRITERIA SUMMARY

The following table summarizes the Bus-B, Res-C-3, and CSOD dimensional and

compliance criteria and indicates the Governing Criteria, subject to review and approval

by the appropriate City officials.


D. Project Zoning Summary

This Section summarizes the Project Zoning Compliance based on the Governing Criteria

indicated above. Please refer to the Zoning Graphics さZ-sheetsざ which are attached to

this narrative.

a) Assumptions to all of the following calculations:

1. That a Special Permit is granted for Basement Area exemption per Article 2 –

Definitions – Gross Floor Area exception #16.

2. That GFA exempted areas of basement would not be counted toward

Commercial-to-Residential Use ratio described in Article 20.304.3.4.

3. That GFA threshold for Parking Fee exemption for 90% limited projects

described in Article 20.304.6.3 is not applicable to additional GFA provided in

the Incentive Zoning bonus described in Article 11.203.5 Relaxation of

Dimensional Requirements.

4. That the commercial portion of the project does not meet the threshold for

required Housing Contribution described in 11.202 Incentive Zoning, due to the

limited size of the qualifying commercial area.

b) Building Gross Floor Area Calculations – PROPOSED

Key areas used in Narrative section below are highlighted

Level

No GFA

Basement

waiver

GFA

Comments

Nonresidential Uses

Storage 9,290 0 Basement exemption

Commercial / Retail Areas 27,741 17,535 Basement exemption

Office 16,431 16,431

Mechanical/Utility 1,149 0

Subtotal all Non-Residential 44,405 33,966

Residential Use (apartments)

Prior to Incentive Bonus 35,510 35,510 さBase aﾏouﾐtざ foヴ calc

Incentive Bonus

(approx.30%) 10,654 10,654 Bonus + Incl to be applied

Total Residential 46,164 46,164

Total 90,569 80,130 GFA prior to Incentive

Bonus = 69,476


Narrative for Compliance with CS Overlay Waivers

1. 4.0 FAR – Does the Project meet the requirement in Article 20.304.3.4 to allow

an FAR of 4.0 provided that at least 50% of the project is Residential? With or

without the Incentive Bonuses and Incusionary Area complicance is shown:

Yes – The Ratio of Commercial Use to Residential Use is 42% commercial and

58% Residential with the Incentive Bonus applied. (33,966 Comm / 80,130 Tot)

+ (46,164 Res / 80,130 Tot) = 100%. In this case the GFA is 3.8.

Without the Incentive Bonus, the ratio is 49% commercial and 51% Residential.

(33,966 Comm / 69,476 Tot) + (35,510 Res / 69,476 Tot) = 100%. In this case the

GFA is 3.25.

2. Parking Fee Exemption – Does the Project meet the maximum 90%

development size in order to qualify for the Parking Fee Exemption described in

Article 20.304.6.3?

Yes – An FAR of 4.0 is allowed per Article 20.304.3.4. For the Lot Area of 21,262-

SF, the Maximum FAR is 4.0 X the Lot Area = 85,048-GSF for all uses, prior to the

application of any Incentive Zoning bonus. The Total Project GFA, prior to the

application of Incentive Bonus is 69,476-GSF, which is 82% of Maximum GFA.

Assumptions as noted.


c) Zoning Compliance Table

Based on Zoning Graphics, Sheets Z1-Z5, attached

さComplies w SPざ means that with a Special Permit, the proposed dimension would

comply.

86.6

6'

126.34'

100.09'

4.96'

20.50'

90.7

6'

63.7

3'

98.9

3'

BIKE LANE

MASSACHUSETTS AVENUE

MBTA

ACCESS

MBTA

ACCESS

CROSSWALK

20.3

'

SID

EW

ALK

GREEN STREET

BIKE LANE

3 STORY ABUTTING

BUILDING

1 STORY ABUTTING

BUILDING

4 STORY ABUTTING BUILDING

"THE BARRON BUILDING"

ZONING: BUSINESS B

ZONING: RESIDENCE C3

15.0'

51.3

'

GREEN ST BUILDING ENTRY

COURTYARD

OP

EN

48.5'

59.6'

40.0

'

10.0'

50.3

'

20.2'

GREEN ST FRONT YARD

MASSACHUSETTS

AVE. FRONT YARD

99.2

'

100.1'

OP

EN

1 SCALE:1"=30'DIMENSIONAL SITE PLANFOR DIMENSIONAL LAYOUT ONLY. BASED ON PLAN OF LAND BY

PRECISION LAND SURVEYING INC. 34 TURNPIKE ROAD

SOUTHBOROUGH, MA 01772.

PROJECTNORTH

6.0

'

SID

EW

ALK

LEFT SIDE YARD RIGHT SIDE YARD

0.1

'

0.0

'

0.0'0.0'

189' L

OT

DE

PT

H

11.1'

LOT AREA ± 21,262

BAKERY BUILDING

(RENOVATED)

PROPOSED 6 STORY

MIXED-USE

RETAIL

(NO WORK) CO

MM

ON

AC

CE

SS

@

1S

T F

LO

OR

PH 617-354-3989

SEAL

259 ELM STREET, SUITE 301

SOMERVILLE, MA 02144

PROJECT

PREPARED FOR

DRAWING TITLE

SCALE AS NOTED

DRAWN BY REVIEWED BY

SHEET

PETER QUINN ARCHITECTS LLC

REVISION DATE

CONSULTANT

ADDITION TO &

RENOVATION OF

600 MASS AVE.

600 MASSACHUSETTS AVE.

CAMBRIDGE, MA 02139

CIFRINO MASS AVE

REALTY LLC,

C\O SUPERIOR REALTY

540 GALLIVAN BLVD,

DORCHESTER, MA 02134

PQ

DIMENSIONAL

SITE PLAN

EXC

Z.1

GROUND FLOORSCALE: 1" / 60'=1'-0"

21,056 GFA 264 GFA

MA

SS

AV

E.

GR

EE

N S

T.

BASEMENTSCALE: 1" / 60'=1'-0"

18,404 GFA 3,476 GFA

(ASSUME NO BASEMENT

GFA WAIVER)SECOND FLOORSCALE: 1" / 60'=1'-0"

5,060 GFA

COMMERCIAL / RETAIL GFA

EXISTING

BUILDING

BASEMENT

GROUND FLOOR (1ST FLOOR)

SECOND FLOOR

BUILDING TOTALS

3,476

21,056

0

24,532

STORAGE

BUILDING TOTALS

18,404

58,380

GRAND TOTAL GFA (EXCLUDES NON-GFA)

FAR CALCULATIONGFA LOT AEA FAR

=/ 21,262 LOT AREA 2.7558,380

THIRD FLOOR 0

FOURTH FLOOR 0

STORAGE GFA

EXISTING

BUILDING

BASEMENT


SECOND FLOOR

BUILDING TOTALS

18,404

0

0

18,404

THIRD FLOOR 0

FOURTH FLOOR 0

STORAGE (FORMALLY INDUSTRIAL) GFA

BASEMENT


SECOND FLOOR

BUILDING TOTALS

0

264

5,060

15,444

THIRD FLOOR 5,060

FOURTH FLOOR 5,060

RESIDENTIAL 0

COMMERCIAL / RETAIL GFA 24,532

STORAGE (FORMAL INDUSTRIAL) 15,444

EXISTING

BUILDING

EXISTING

BUILDING

1SCALE: 1" = 60'

GFA SUMMARY TABLESEXISTING ZONING

THIRD FLOORSCALE: 1" / 60'=1'-0"

5,060 GFA

FOURTH FLOORSCALE: 1" / 60'=1'-0"

5,060 GFA

LEGEND

COMMERCIAL GFA

RESIDENTIAL GFA

STORAGE GFA

OFFICE (FORMAL INDUSTRIAL) GFA

MECHANICAL GFA

2SCALE: 1" = 60'

ZONING GRAPHICSEXISTING CONDITIONS

NOTE:

SITE CONSIDERED AS SINGLE LOT

PROJECTNORTH

PH 617-354-3989

SEAL



PROJECT

PREPARED FOR

DRAWING TITLE

SCALE AS NOTED


SHEET


REVISION DATE

CONSULTANT

ADDITION TO &

RENOVATION OF

600 MASS AVE.


CAMBRIDGE, MA 02139

CIFRINO MASS AVE

REALTY LLC,

C\O SUPERIOR REALTY

540 GALLIVAN BLVD,


PQ

EXISTING

CONDITIONS

ZONING

EXC

Z.2

ELE

V.

SECOND TO FOURTH FLOORSCALE: 1" / 60'=1'-0"

9,263 GFA 5,195 GFA

BASEMENTSCALE: 1" / 60'=1'-0"

9,290 GFA / 0 GFA 10,205 GFA / 0 GFA 1,149 GFA / 0 GFA

WITH NO BASEMENT GFA WAIVER /

WITH BASEMENT GFA WAIVER

GROUND FLOORSCALE: 1" / 60'=1'-0"

17,535 GFA 1,517 GFA 846 GFA

MA

SS

AV

E.

GR

EE

N S

T.

ELE

V.

THIRD FLOORSCALE: 1" / 60'=1'-0"

9,263 GFA 5,195 GFA

ELE

V.

FOURTH FLOORSCALE: 1" / 60'=1'-0"

9,263 GFA 5,195 GFA

ELE

V.

FIFTH FLOORSCALE: 1" / 60'=1'-0"

9,263 GFA

ELE

V.

SIXTH FLOORSCALE: 1" / 60'=1'-0"

7,595 GFA


BASEMENT

GROUND FLOOR

SECOND FLOOR

BUILDING TOTALS

10,206

17,535

0

27,741

STORAGE

BUILDING TOTALS

9,290

100,775

GRAND TOTAL GFA (EXCLUDES NON-GFA)

FAR CALCULATION NO GFA WAIVERGFA LOT AEA FAR

=/ 21,262 LOT AREA 4.74100,775

THIRD FLOOR 0

FOURTH FLOOR 0

STORAGE GFA

PROPOSED BUILDING

BASEMENT

GROUND FLOOR

SECOND FLOOR

BUILDING TOTALS

9,290

0

0

9,290

THIRD FLOOR 0

FOURTH FLOOR 0

RESIDENTIAL GFA

BASEMENT

GROUND FLOOR

SECOND FLOOR

BUILDING TOTALS

0

1,517

9,263

46,164

THIRD FLOOR

FOURTH FLOOR MECHANICAL 1,149

COMMERCIAL / RETAIL GFA 27,741

OFFICE (FORMAL INDUSTRIAL) 16,431

PROPOSED BUILDINGPROPOSED

BUILDING

OFFICE (FORMALLY INDUSTRIAL) GFA

BASEMENT

GROUND FLOOR

SECOND FLOOR

BUILDING TOTALS

0

846

5,195

16,431

THIRD FLOOR 5,195

FOURTH FLOOR 5,195

PROPOSED BUILDING

FIFTH FLOOR 0

SIXTH FLOOR 0

FIFTH FLOOR

SIXTH FLOOR

0

0

FIFTH FLOOR

SIXTH FLOOR

FIFTH FLOOR

SIXTH FLOOR

0

0

9,263

9,263

9,263

7,595

MECHANICAL GFA

BASEMENT

BUILDING TOTALS

1,149

1,149

PROPOSED

BUILDING

RESIDENTIAL 46,164

1SCALE: 1" = 60'

GFA SUMMARY TABLESPROPOSED ZONING

PROPOSED BUILDING

0

17,535

0

17,535

0

0

0

0

0

0

0

0

0

0

0

0

W/ GFA WAIVERNO GFA WAIVER

0

81,279

1,149

17,535

16,431

46,164

FAR CALCULATION W/ GFA WAIVERGFA LOT AEA FAR

=/ 21,262 LOT AREA 3.8281,279

W/ GFA WAIVERNO GFA WAIVER W/ GFA WAIVERNO GFA WAIVERW/ GFA WAIVERNO GFA WAIVER

GRAND TOTALS OF ALL

COMMERCIAL USES


OFFICE (FORMALLY INDUSTRIAL) GFA

W/ GFA WAIVERNO GFA WAIVER

44,172TOTALS

27,741 17,535

16,431

33,966

0

846

5,195

16,431

5,195

5,195

0

0

16,431

NET AREA TO GROSS AREA RATIO

GROSS AREA

NET AREA

% RATIO ± 74%

46,164

34,277

LEGEND

COMMERCIAL GFA

RESIDENTIAL GFA

STORAGE GFA

OFFICE (FORMAL INDUSTRIAL) GFA

MECHANICAL GFA

2SCALE: 1" = 60'

ZONING GRAPHICSPROPOSED BUILDING

NOTE:

SITE CONSIDERED AS SINGLE LOT

PROJECTNORTH

PH 617-354-3989

SEAL



PROJECT

PREPARED FOR

DRAWING TITLE

SCALE AS NOTED


SHEET


REVISION DATE

CONSULTANT

ADDITION TO &

RENOVATION OF

600 MASS AVE.


CAMBRIDGE, MA 02139

CIFRINO MASS AVE

REALTY LLC,

C\O SUPERIOR REALTY

540 GALLIVAN BLVD,


PQ

PROPOSED

BUILDING

ZONING

GRAPHICS GFA

CALCULATION

EXC

Z.3

EXISTING LOT COVERAGE 21,262 SF

21,262 LOT ST

EXISTING LOT COVERAGE 20,110 SF

21,262 LOT ST100% 95%

EXISTING PERVIOUS AREA 0 SF

21,262 LOT ST

PROPOSED PERVIOUS AREA 0 SF

21,262 LOT ST0 % 0%

EXISTING LANDSCAPE AREA 0 SF

21,262 LOT ST

PROPOSED LANDSCAPE AREA 0 SF

21,262 LOT ST0 % 0%

1 SCALE:1"=60'SITE AREAS

600

2 SCALE:1"=60'BUILDING HEIGHT

69.5

'

AVE. GRADE

T.O. ROOF

PH 617-354-3989

SEAL



PROJECT

PREPARED FOR

DRAWING TITLE

SCALE AS NOTED


SHEET


REVISION DATE

CONSULTANT

ADDITION TO &

RENOVATION OF

600 MASS AVE.


CAMBRIDGE, MA 02139

CIFRINO MASS AVE

REALTY LLC,

C\O SUPERIOR REALTY

540 GALLIVAN BLVD,


PQ

PROPOSED

BUILDING

ADDITIONAL

GRAPHICS

EXC

Z.4

1 SCALE:1"=60'PROJECT PHASING

PHASE 1BPHASE 1A

PHASE 3PHASE 2

PH 617-354-3989

SEAL



PROJECT

PREPARED FOR

DRAWING TITLE

SCALE AS NOTED


SHEET


REVISION DATE

CONSULTANT

ADDITION TO &

RENOVATION OF

600 MASS AVE.


CAMBRIDGE, MA 02139

CIFRINO MASS AVE

REALTY LLC,

C\O SUPERIOR REALTY

540 GALLIVAN BLVD,


PQ

PROPOSED

BUILDING

PROJECT

PHASING

EXC

Z.5

600 Massachusetts Ave Expansion and Renovation · PROJECT: 600 Mass Ave – Zoning Analysis 181121...

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